At the start of 2026, Cannes and its hinterland display the characteristics of a structured, balanced market. Buoyed by its international standing, Cannes remains one of the French pillars of luxury real estate. Connected to the major European capitals via the Nice Côte d'Azur and Cannes-Mandelieu airports, the city attracts a global clientele in search of high-end second homes in a preserved natural environment and a region with an unrivalled art de vivre. The Croisette, Californie and Super Cannes districts concentrate demand for sea-view apartments and contemporary villas. Prices — stabilised at a high level — stand at around €17,000/m² for the high end and can reach €35,000/m² for exceptional properties, in a broadly stable market. Buyers favour "ready to live in" properties with premium amenities, terraces and unobstructed views. Waterfront villas, extremely rare, continue to spark fierce competition.
At the same time, the Cannes hinterland — Mougins, Valbonne, Saint-Paul de Vence — appeals for its everyday quality of life and its discretion. Properties of 250 to 300 m² with pools change hands there for between 1.2 and 2.5 million euros, illustrating a growing search for space and tranquillity. More confidential, Théoule-sur-Mer posts values of up to €32,500/m² for the most exclusive properties.
In the east of the Alpes-Maritimes, Nice attracts a diversified clientele, both family-oriented and young, French and foreign. Particularly in the Cimiez and Mont-Boron districts, prized for their views and quality of life. Prices there are close to €10,500/m² for the high end, while Beaulieu-sur-Mer and Villefranche-sur-Mer reach around €15,000/m². But it is in Saint-Jean-Cap-Ferrat that the market reaches its peaks: a veritable enclave of ultra-luxury, the peninsula records prices of up to €50,000/m², and even more for off-market transactions. In this sector, land scarcity and the exclusivity of locations guarantee long-term appreciation. The clientele, made up of major international fortunes, favours discretion and exceptional heritage properties.
Saint-Tropez and the Var: the different facets of family-friendly, festive luxury
In the Var, the Gulf of Saint-Tropez and the port that gave it its name remain a global reference for aficionados of a festive, refined art de vivre, whether French, northern European or American. The legend of Saint-Tropez retains all its prestige generation after generation: exceptional properties there regularly exceed 15 to 30 million euros, with some reaching up to 85 million, supported by a loyal international clientele. Prices stand at around €17,000/m² for the high end and up to €39,000/m² for the most prestigious properties, with a stable trend in the first half of 2026.
On the other side of the gulf, Sainte-Maxime offers a more accessible alternative, at around €9,200/m², while enjoying strong demand from foreign clients, particularly for family properties. Saint-Raphaël, finally, posts prices close to €8,500/m², with a predominantly French clientele and steady demand. Generally speaking, since 2024, the marked return of American buyers to the Var coastline confirms the international appeal of the French Riviera.